16. Ord. 09-2039 R1COMMUNITY DEVELOPMENT DEPARTMENT
CITY HALL
10300 TORRE AVENUE ~ CUPERTINO, CA 95014-3255
C U P S RT I N O (408) 777-3308 ~ FAX (408) 777-3333
Suimmary
Agencies Item No. ~2 Agenda Date: April 7, 2009
Application: MCA-2008-03
Applicant: City of Cupertilo
Property Owner: Various
Property Location: City-wide
SUMMARY:
Second Readuzg and adoption of Ordinance No. 09-2039: "An Orduiance of the City
Council of the City of Cupertino amending Chapter 19.28: Single-Family Residential (Rl)
zones of the Cupertino Municipal Code regarding the allowed ratio of second floor
builduZg area compared to the first floor building area, second story exposed wall rule,
second story setback surcharge, clarification regarding gardeiung activity and minor
language clean up to improve readability of the document."
RECOMMENDATION
Staff recommends that the City Council conduct the second reading and adopt Orduzance
No. 09-2039.
DISCUSSION: _ -- ---- ---_-- - ------- -- - -- - - __..
On March 17, 2009, the City Council moved to introduce the ordinance amendments with
muzor changes to the Two Story Design Principles Document. The Council also
incorporated this document as an appendi:c to the Orduzance. The Ordnance aizd its
Appendix have been amended per Council dsection (See Exhibit A.)
The revised Ordinance allows second floor to first floor ratio to be greater than 45% alzd
eliminates associated 2nd floor setback surcharge and exposed wall rule to allow greater
architectural diversity. The Ordinance amendment also includes minor language
clarifications relatiu2g to gardening activities acid miscellaneous wording chaizges to
improve the readability of the document. Th.e major changes to the Ordinance have been
highlighted in Exhibit A.
Prepare y: P' osh, Associate Planner
Review b Approved by:
t
Steve Piasecki, David Knapp
Acting Community Development Director City Manager
Enclosures:
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Exhibit A: Ord_iilance No. 09-2039
ORDINANCE NO. 09-2039
THE CITY COiJNCIL OF THE CITY OF CUPERTINO DOES HEREBY ORDAIN that the
following sections of the Cupertino Municipal Code shall be amended to read as follows:
CHAPTER 19.28: SINGLE-FA~~IILY RESIDENTIAL (Rl) ZONES
Section
19.28.010 Purposes.
19.28.020 Applicability of regulations.
19.28.030 Permitted uses.
19.28.040 Conditional uses.
19.28.050 Development regulations (site).
19.28.060 Development regulations (building).
19.28.070 Landscape requirements.
19.28.080 Permitted yard encroachments.
19.28.090 Minor residential permit.
19.28.100 Two-story residential permit.
19.28.110 Exceptions.
19.28.120 Development regulations-Eichler (R1-e).
19.28.130 Development regulations-{R1-a).
19.28.140 Interpretation by the Planning Director.
19.28.010 Purposes.
R-1 single-family residence districts are intended to create, preserve and enhance areas
suitable for detached dwellings ui order to:
A. Enhance the identity of residential neighborhoods;
B. Ensure provision of light, air acid a reasonable level of privacy to individual residential
parcels;
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C. Ensure a reasonable level of compatibility in scale of structures within residential
neighborhoods;
D. Reinforce the predoniiiiantly low-intensity setting in the community; (Ord. 1954, (part),
2005; Ord. 1868, (part), 2001; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord. 1601,
Exh. A (part), 1992)
19.28.020 Applicability of Regulation~~.
No building, structure or land shall be used, and no building or structure shall be hereafter
erected, structurally altered or enlarged in an R-1 single-family residence district other than in
conformance with the provisions of this chapter and other applicable provisions of this
title. (Ord. 1954, (part), 2005; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord. 1601,
Exh. A (part), 1992)
19.28.030 Permitted Uses.
The following uses are permitted in the R-1 single-family residence district:
A. Single-family use;
B. A second dwelling unit conforming to t]ie provisions, standards and procedures
described in Chapter 19.82, except for those second dwelling units requiring a conditional use
permit;
C. Accessory facilities and uses customarily incidental to permitted uses and otherwise
conforming with the provisions of Chapter 19.80 of this title;
__ _-_ _____ _D.___Home.occupations_in_accordance with_the provisions_of_Chapter_ 19.92;
E. Horticulture, gardening, and growing of food products.
F. Residential care facility that is licensed ley the appropriate State, County agency or
department with six or less residents, not includi~zg the provider, provider family or staff;
G. Small-family day care home;
H. The keeping of a maximum of four adult household pets, provided that no more than
two adult dogs or cats may be kept on the site;
I. Utility facilities essential to provision of utility services to the neighborhood but
excluding business of£ces, construction or stora€;e yards, maintenance facilities, or corporation
yazds;
J. Large-family day care homes, which meea the parking criteria contained in Chapter
19.100 and which are at least three hundred feet from any other large-family day care home. The
Director of Community Development or his/her designee shall administratively approve large
day caze homes to ensure compliance with the parking and proximity requirements;
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K. Congregate residence with ten or less residents. (Ord. 1954, (part), 2005; Ord. 1860, § 1
(part), 2000; Ord. 1834, (part), 1999; Ord. 1688, § 3 (part), 1995; Ord. 1657, (part), 1994; Ord.
1601, Exh. A (part), 1992)
19.28.040 Conditional Uses.
The following uses may be conditionally allowed in the R-1 single-family residence district,
subject to the issuance of a conditional use permit:
A. Issued by the Director of Coiruizunity Development:
1. Temporazy uses, subject to regulations established by Chapter 19.124;
2. Large-family day care home, which otherwise does not meet the criteria for a permitted
use. The conditional use permit shall be processed as provided by Section 15.97.46(3) of the
State of California Health and Safety Code;
3. Buildings or structures which incorporate solar design features that require variations
from setbacks upon a determination by the Director that such design feature or features will not
result in privacy impacts, shadowing, intrusive noise or other adverse impacts to the surrounding
area;
4. Second dwelling units which require a conditional use permit pursuant to Chapter 19.84;
5. Home occupations requiring a conditional use permit pursuant to Chapter 19.92 of this
title.
B. Issued by the Planning Commission:
1. Two-story structures m an area designated for aone-story limitation pursuant to Section
19.28.060 G(6) of this chapter, provided that the Planning Commission determines that the
structure or structures will not result in privacy impacts, shadowing, or intrusive noise, odor, or
other adverse impacts to the surrounding azea;
2. Group care activities with greater than six persons;
3. Residential care facilities that fall into the following categories:
a. Facility that is not required to obtain a license by the State, County agency or department
and has six or less residents, not uicluding the providers, provider family or staff;
b. Facility that has the appropriate State, County agency or department license and seven or
greater residents, not including the provider family or staff, is a m;n;mum distance of five
hundred feet from the property boundary of another residential care facility;
c. Facility that is not required to obtain a license by the State, County agency or department
and has seven or greater residents, not including the provider family or staff, is a minimum
distance of five hundred feet from the property boundazy of another residential caze facility;
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4. Congregate residence with eleven or more residents, which is a minimum distance of
one thousand feet from the boundary of another congregate residence and has a min;,,,um of
seventy-five square feet of usable rear yard area per occupant. (Ord. 1954, (part), 2005; Ord.
1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord. 1784, (part), 1998; Ord. 1688, § 3 (part),
1995; Ord. 1657, (part), 1994; Ord. 1618, (part)„ 1993; Ord. 1601, Each. A (part), 1992)
19.28.050 Development Regulations (~>ite).
A. Lot Area Zoning Designations.
1. Lot area shall correspond to the number (multiplied by one thousand square feet)
following the R-1 zoning symbol. Examples are: as follows:
Zoning Symbol Number Minimum Lot Area in
Square Feet
Rl 5 5,000
Rl 6 6,000
Rl 7.5 7,500
Rl 1 O 10,000
Rl 20 20,000
2. Lots, which contain less area than required by subsection A(1) of this section, but not
less than five thousand square feet, may nevertheless be used as building sites, provided that all
other applicable requirements of this title are fu1i311ed.
- - -- -- B.--Lot Width. The minimum-lot width is sixty feet measured at-the-front-yard-setback-line,------- -
except in the R1-5 district where the miiiiinum lot width is fifty feet.
C. Development on Properties with Hillside Characteristics.
1. Buildings proposed on properties generally located south of Linda Vista Drive, south and
west of Santa Teresa and Terrace Drive, west of "Terra Bella Drive and north of Lindy Lane (see
map below) zoned R1-20 that have an average slope equal to or greater than fifteen percent are
developed in accordance with the following site development standards:
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a. Site Grading.
i. All site grading is limited to a cumulative total of two thousand five hundred cubic yards,
cut plus fill. The two thousand five hundred cubic yards includes grading for building pad, yard
areas, driveway and all other areas requiring grading, but does not include basements. The
graded area is limited to the building pad area to the greatest extent possible. Grading quantities
for multiple driveways are divided equally among the participating lots, e.g., two lots sharing a
driveway will divide the driveway grading quantity in half. The divided share will be chazged
against the grading quantity allowed for that lot development. A maximum of two thousand
square feet of flat yard area, excluding driveways, may be graded.
ii. All cut and fill areas are rounded to follow the natural contours and planted with
landscaping which meets the requirements in Section 19.40.OSOG.
iii. A licensed landscape architect shall review grading plans and, in consultation with the
applicant and the City Engineer, submit a plan to prevent soil erosion and to screen out and fill
slopes.
iv. If the flat yard area (excluding driveways) exceeds 2,000 square feet or the cut plus fill
of the site exceeds 2,500 cubic yards, the applicant is required to obtain a Site and Architectural
approval from the Planning Commission.
b. Floor Area.
i. The maximum floor area ratio is forty-five percent of the net lot area for development
proposed on the existing flat pad portion, defined as pad areas equal to or less than 1 O% slope, of
any lot.
Formula: A = 0.45 B: where A =maximum allowable house size and B =net lot area.
ii. Buildings or additions located off of the flat pad exceeding slopes of 1 O% and producing
floor area exceeding 4,500 square feet of total house size, require approval from flee Planning
Commission in accordance with Chapter 19.134 of the Cupertino Municipal Code.
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iii. Additions within an existing building envelope are permitted provided that the total
FAR of the existing building and addition does not exceed 45%.
c. Second Floor Area and Balcony. The second floor and balcony review process shall be
consistent with the requirements from the Residential Hillside Zoning District (Chapter
19.40). The amount of second floor area is not li2ruted provided the total floor area does not
exceed the allowed floor area ratio.
d. Retaining Wall Screening. Retaining walls in excess of five feet shall be screened with
landscape materials or faced with decorative materials such as split-faced block, river rock or
similar materials subject to the approval of the Director of Community Development.
e. Fencing.
i. Solid board fencing is limited to a five thousand square foot site area (excluding the
principal building).
ii. Open fencing (composed of materials which result in a miiumum of seventy-five percent
visual transparency) shall be unrestricted except that such fencing over three feet in height may
not be constructed within the front yard setback.
(Ord. 1634, (part), 1993)
f. Tree Protection. Up to two protected trees with a diameter less than 18 inches may be
removed to accommodate a building pad subject to approval of the Director of Community
Development. Removal of protected trees exceeding 18 inches or removal of more than two
protected trees requires approval of a tree removal. permit by the Planning Commission in
accordance with the Tree Ordinance.
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2. No structure or improvements shall occur on slopes of thirty percent or greater unless an
exception is granted in accordance with Section 19.40.140, unless no more than five hundred
square feet of development, including grading and. structures, occurs on an area with a slope of
thirty percent or greater.
D. An application for building permits filed ,and accepted by the Conuiiunity Development
Department (fees paid and permit number issued) on or before October 2, 2007 nzay proceed
with application processing under ordinances in effect at that time.
(Ord. 2011, 2007; Ord. 2000, 2007; Ord. 1954, (p~u-t), 2005; Ord. 1886, (part), 2001; Ord. 1868,
(part), 2001; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord. 1635, § 1 (part), 1993;
Ord. 1601, Exh. A (part), 1992)
19.2.060 Development Regulations (Building).
A. Lot Coverage. The maximum lot coverage is forty-five percent of the net lot area. An
additional five percent of lot coverage is allowed for roof overhangs, patios, porches and other
similar features not substantially enclosed by exterior walls.
B. Floor Area Ratio. The objective of the flo~~r area ratio (FAR) is to set an outside is _ ~
(maximum) limit for square footage. The FAR shall be used in conjunction with the residential
development standazds and guidelines in this ordinance in determinuig whether the mass and
scale of the project is compatible with the surrounding neighborhood.
1. The maximum floor area ratio of all structures on a lot is forty-five percent.
2. The maxim~.un floor area of a second story is forty-five percent of the existing or
proposed first story floor area, or seven hundred fifty square feet, whichever is greater.
a. The Director of Convnunity Development may grant approval to a second floor to
first floor ratio greater than.45% provided that the following design pruiciples are
met:
i. An identifiable architectural style shall be provided;
ii. Design features, proportions and details shall be consistent with the
architectural style selected;
iii. Visual relief deemed to be appropriate by the Director of Coirununity
Development shall be provided;
iv. Materials shall be of high quality;
v. Ensure appro_ priafe builduig mass and scale;
vi: Design with architectural integrity on all sides of the structure; and
vii. The desigii'shall reflect synunetry, proportion and balance.
The "City of Cupertuzo-Two Story Design Principles" are attached Hereto as aii
Appendix and iiicoi-porated herein by this. reference.
3. Interior areas with heights above sixteen feet, measured from the floor to the top of the
roof-rafters, have the mass and bulk of a tvvo-story house and aze counted as floor area.
a. If the house is a two-story house, this area will count as second story floor area;
otherwise, the area will count as first floor area.
C. Design Guidelines.
1 _ Any new tzvo-story house, or second-story addition to an existing house, shall be
generally consistent with the adopted single-fanuly residential guidelines. The Director of
Cormnunity Development shall review the project and shall deternune that the following items
are met prior to design approval:
a. The mass and bulk of the design is reasonably compatible with the predominant
neighborhood pattern. New construction shall not be disproportionately larger than, or out of
scale with, the neighborhood pattern ui terms of building forms, roof pitches, eave heights, ridge
heights, and entry feature heights;
b. The design shall use vaulted ceilings rather than high exterior walls to achieve higher
volume interior spaces;
c. There shall not be a three-caz wide driveway curb cut.
d. No more than fifty percent of the front elevation of a house should consist of gazage area.
e. Long, unarticulated, exposed second story walls should be avoided since it can increase
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the apparent mass of the second story.
f. The current pattern of side setback and l;azage orientation in the neighborhood should be
maintained.
g. When possible, doors, windows and architectural elements should be aligned with one
another vertically and horizontally and symmetrical in number, size and placement.
h. Porches are encouraged.
Living area should be closer to the street, while garages should be set back more.
All second story roofs should have at least aone-foot overhang.
D. Setback-First Story.
1. Front Yard. The minimum front yard setback is twenty feet; provided, that for a curved
driveway the setback is a minimum of fifteen feet as long as there are no more than two such
fifteen-foot setbacks occurring side by side.
2. Side Yard. The combination of the two side yard setbacks shall be fifteen feet, except
that no side yard setback may be less than five feet.
a. For a corner lot, the minimum side-yard setback on the street side of the lot is twelve feet.
The other side yard setback shall be no less than five feet.
b. For interior lots in the Rl-5 district, the side yard setbacks are five feet on both sides.
c. For lots that have more than two side yat~ds, the setback shall be consistent for all side
-- --- yards-between the-front property line and-the rear-property line=-- --- --- - - - -- . -- -
3. Rear Yard. The minimum rear yard setback is twenty feet.
a. With a Minor Residential Permit, subject: to Section 19.28.090, the rear setback may be
reduced to ten feet if, after the reduction, the usable rear yard is not less than twenty times the lot
width as measured from the front setback line.
4. Garage. The front face of a gazage in an =E21 district shall be set back a minimum of
twenty feet from a street property line.
a. For projects with three-car garages orienl:ed to the public right-of--way, the wall plane of
the third space shall be set back a minimum of ttn~o feet from the wall plane of the other two
spaces.
E. Setback-Second Story.
1. Front and Rear Yards. The minimum front and rear setbacks are twenty-five feet.
2. Side Yard. The combination of the side setbacks shall be twenty five feet, except that no
second-story side setback may be less than ten feet.
a. In the case of a flag lot, the minimum setback is twenty feet from any property liri~ _ s
b. In the case of a corner lot, a minimum of twelve feet from a street side property line
and twenty feet from any rear property line of asingle-family dwelling.
3. Surcharge_ A setback distance equal to ten feet shall be added in whole or in any
combination to the front and side-yard setback requirements specified in this section.
a_: This- regulation does not apply_ for lomes_ynth second floor fo first-.,floor" ratio greater
than 45%S
F. Basements.
1. The number, size and volume of lightwells and basement windows and doors shall be the
minimum required by the Uniform Building Code for egress, light and ventilation, except that in
the case of a single-story house with a basement, one lightwell may be up to ten feet wide and up
to ten feet long.
2. No part of a lightwell retaining wall may be located within a required setback
area, except as follows:
a. The minimum side setback for a lightwell retaining wall is five feet;
b. The minimum reaz setback for a lightwell retaining wall is ten feet.
3. Lightwells that aze visible from a public street shall be screened by landscaping.
4. Railings for lightwells shall be no higher than three feet in height and shall be located
immediately adjacent to the lightwe11.2005 S-4
5. The perimeter of the basement and all lightwell retaining walls shall be treated and/or
reinforced with the most effective root barrier measures, as determined by the Director of
Community Development.
G. Height.
1. Maximum Building Height. The height of any principal dwelling in an Rl zone shall not
exceed twenty-eight feet, not including fireplace chimneys, antennae or other appurtenances.
2. Building Envelope (One Story).
a. The maximum exterior wall height azid building height on single-story structures and
single-story sections of two-story structures must fit into a building envelope defined by:
A ten-foot high vertical line from natural grade measured at the property line;
2. Atwenty-five-degree roof line angle projected inward at the ten-foot high line
referenced in subsection G(2)(a)(1) of this section.
b. Notwithstanding the building envelope in subsection G(2)(a) of this section, a gable end
of a roof enclosing an attic space may have a maximum wall height of seventeen feet to the peak
of the roof as measured from natural grade, or up to twenty feet with a Minor Residential Permit.
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3. Second Story Wall Heights. Fifty percent of the total perimeter length of second story
walls shall not have exposed wall heights greater than six feet, and shall have a min;m7yln two_
foot high overlap of the adjoining first story roof against the second story wall. The overlap shall
be structural and shall be offset a minimum of four feet from the first story exterior wall plane.
a. The Director of Community Development may approve an exception to this regulation
based on the findings in Section 19.28.11 O D.
b.. :This regulation does not apply_for homes •with second floor to first floor ratio greater
4. Entry Feature Height. The maximum entry feature height is fourteen feet measured from
natural grade to the plate.
S. Areas Restricted to One Story. The City Council may prescribe that all buildings within
a designated area be limited to one story in height (not exceeding eighteen feet) by affixing an i
designation to the Rl zoning district.
H. Second Story Decks. All new or expanded second story decks with views into
neighboring residential side or rear yards shall file for a Minor Residential Permit, subject to
Section 19.28.090, in order to protect the privac~~ of adjoining properties. The goal of the permit
requirement is not to require complete visual protection but to address privacy protection to the
greatest extent while still allowing the construction and use of an outdoor deck. This section
applies to second-story decks, patios, balconies, or any other similar unenclosed features.
1. A second-story deck or patio may encro~ich three feet into the front setback for the
principal dwelling.
2. The minimum side-yard setback is fifteen feet.
3. -The minimum =ear-yard setbackis twenty feet.
I. Solaz Design. The setback and height restrictions provided in this chapter may be varied
for a structure utilized for passive or active solar purposes, provided that no such structure shall
infringe upon solaz easements or adjoining property o~jvners. Any solar structure that requires
variation from the setback or height restrictions of this chapter may be allowed only upon
issuance of a Minor Residential Permit subject to Section 19.28.090.
(Ord. 1954, (part), 2005; Ord. 1868, (part), 2001;, Ord. 1863, (part), 2000; Ord. 1860, § 1 (part),
2000; Ord. 1834, (part), 1999: Ord. 1808 (part), ii999; Ord. 1799 § 1, 1998; Ord. 1784, (part),
1998; Ord. 1637, (part), 1993; Ord. 1635, (part), 1993; Ord. 1630, (part), 1993; Ord. 1601, Exh.
A (part), 1992)
19.28.070 Landscape Requirements.
To mitigate privacy impacts and the visual mass and bulk of new two-story homes and
additions, tree and/or shrub planting is required. 'Che intent of this section is to provide
substantial screening within three years of the planting.
A. Applicability. This requirement shall apply to new two-story homes, second-story decks,
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two-story additions, or modifications to the existing second-story decks or existing windows on
existing two-story homes that increase privacy impacts on neighboring residents. Skylights,
windows with sills more than five feet above the finished second floor, windows with permanent,
exterior louvers up to six feet above the fuzished second floor, and obscured, non- openable
windows are not required to provide privacy protection planning.
B. Privacy Planting Plan. Proposals for a new two-story house or a second story addition
shall be accompanied by a privacy planting plan which identifies the location, species and
canopy diameter of existing and proposed trees or shrubs.
1. New trees or shrubs are required on the applicant's property to screen views from
second-story windows. The area where planting is required is bounded by athirty-degree angle
on each side window jamb. The trees or shrubs shall be planted prior to issuance of a final
occupancy perniit.
a. New tree or shrubs are not required to replace existing trees or shrubs if an
Internationally Certified Arborist or Licenses Landscape Architect verifies that the existing
trees/shrubs have the characteristics of privacy planting species, subject to approval by the
Director or Commmzity Development.
b. Affected property owner(s) may choose to allow privacy planting on their own property.
In such cases, the applicant must plant the privacy screening prior to issuance of a building
permit.
2. Waiver. These privacy mitigation measures may be modified in any way with a signed
~~t~aiver statement from the affected property owner. Modifications can include changes to the
number of shrubs or trees, their species or location.
C. Front-Yard Tree Planting. Applicants for new two-story homes and two-story additions
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must plant a tree in front of new second stories in the front yard setback-area. The trees a e
24 inch-box or larger, with a miizinium height of six feet. The Director of Community
Development can waive this front-yard tree if there is a conflict with existing mature tree
canopies on-site or in the public right-of--way.
D. Species List. The Planning Division shall maintain a list of allowed privacy plaiting
trees and shrubs. The list .includes allowed plant species, minimum size of trees and shrubs,
expected canopy or spread size, and planting distance between trees.
E. Covenant. The property owner shall record a covenant with the Santa Clara County
Recorders Office that requires the retention of all privacy planting, or use of existing vegetation
as privacy planting, prior to receiving a final building inspection from the Building Division.
'T'his regulation does not apply to situations described in subsection B(1)(b) of this section.
F. Maintenance.. The required plants shall be maintained. Landscape planting maintenance
includes irrigation, fertilization and pn,ning as necessary to yield a growth rate expected for a
particular species.
G. Replacement. Where required planting is removed or dies it must be replaced within
thirty days with privacy tree(s) of similar size as the tree(s) being replaced, unless it is
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determined to be infeasible by the Director of Community Development. (Ord. 1954, (part),
2005)
19.28.080 Permitted Yard Encroachmients.
A. Where a building legally constructed according to existing yard and setback regulations
at the time of construction, encroaches upon present required yards and setbacks, one
encroaching side yard setback may be extended along its existing building lines if the addition
receives a Minor Residential Permit and conforms to the following:
1. The extension or addition may not further encroach into any required setback and the
height of the existing non-conforming wall and 1:he extended wall may not be increased. .
2. The maximum length of the extension is: fifteen feet.
3. The extension of any wall plane of a first-story addition is not permitted to be within
three feet of any property line.
4. Only one such extension is permitted for the life of such building.
5. This section applies to the first story only and shall not be construed to allow the fiu-ther
extension of an encroachment by any building, v~hich is the result of the granting of a variance or
exception, either before or after such property become part of the City.
B. Architectural features (not including patio covers) may extend into a required yard a
distance not exceeding three feet, provided that no architectural feature or combination thereof,
whether a portion of a principal or auxiliary strucaure, may extend closer than three feet to any
property line. (Ord. 1954, (part), 2005; Ord. 1886, (part), 2001; Ord. 1868, (part), 2001; Ord.
1860,_ § 1 (part), 2000; Ord. 1834, (part), 1999; Ord. _1808 (part), 1999;_Ord. 161.8,_ (part), 1993;
Ord. 1601, Exh. A (part), 1992)
19.28.090 Minor Residential Permits.
Projects that require a Minor Residential Pernut shall be reviewed in accordance with this
section. The purpose of this process is to provide affected neighbors with an opportunity to
continent on new development that could have significant impacts on their property or the
neighborhood as a whole.
A. Notice of Application. Upon receipt of a complete application, a notice shall be sent by
first class mail to all owners of record of real property (as shown in the last tax assessment toll)
that are adjacent to the subject property, includin;~ properties across a public or private street.
The notice shall invite public comment by a determined action date and shall include a copy of
the development plans, eleven inches by seventeen inches in size.
B. Decision. After the advertised deadline fir public comments, the Director of Community
Development shall approve, conditionally approve, or deny the application. The permit can be
approved only upon making all of the following findings:
The project is consistent with the Cupertino General Plan, any applicable specific plans,
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zoning ordinances and the purposes of this title.
2. The granting of the permit will not result in a condition that is detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health, safety
or welfare.
The proposed project is harmonious in scale and design with the general neighborhood.
4. Adverse visual impacts on adjoining properties have been reasonably mitigated.
C. Notice of Action. The City Council, Planning Commission, applicant and any member
of the public that commented on the project shall be notified of the action by first class mail or
electronic mail. Any interested party may appeal the action pursuant to Chapter 19.136, except
that the P1aT,T,;ng Commission will make the fmal action on the appeal.
D. Expiration of a Minor Residential Perniit. Unless a building permit is filed and accepted
by the City (fees paid and control number issued) within one year of the Minor Residential
Permit approval, said approval shall become null and void unless a longer time period was
specifically prescribed by the conditions of approval. In the event that the building permit
expires for any reason, the Minor Residential Permit shall become null and void. The Director of
Community Development may grant cone-year extension without a public notice if an
application for a Minor Modification to the Minor Residential Permit is filed before the
expiration date and substantive justification for the extension is provided.
E. Concurrent Applications. At the discretion of the Director of Coininunity Development a
Minor Residential Permit can be processed concurrently with other discretionary
applications.(Ord. 1954, (part), 2005)
19.28.100 Two-Story Residential Permit.
Two-story additions or two-story new homes require aTwo-Story Residential Permit in
accordance with this section. Two-story projects with a floor area ratio under 35% shall require a
Level ITwo-Story Residential Permit, while atwo-story project with a floor area ratio over 35%
shall require a Level II Two-Story Residential Permit.
A. Notice of Application (Level I). Upon receipt of a complete application, a notice shall
be sent by first class mail to all owners of record of real property (as shown in the last tax
assessment toll) that aze adjacent to the subject property, including properties across a public or
private street. The notice shall invite public comment by a determined action date and shall
include a copy of the development plans, eleven inches by seventeen inches in size.
1. Posted Notice. The applicant shall install a public notice in the front yazd of the subject
site that is clearly visible from the public street. The notice shall be a weatherproof sign, at least
two feet tall and three feet wide firmly attached to a five-foot tall post. The notice shall remain in
place until an action has been taken on the application and the appeal period has passed. The sign
shall contain the following:
a. The exact address of the property, if known, or the location of the property, if the address
is not k~iown.
16 - 14
b. A brief description of the proposed project, the content of which shall be at the sole
discretion of the City;
c. City contact information for public inquiries;
d. A deadline for the submission of public comments, which shall be at least fourteen days
after the date the notice is posted;
e. A black and white orthographic rendervig of the front of the house, at least eleven inches
by seventeen inches in size. The City shall appr~~ve the illustration or rendering prior to posting.
B. Notice of Application (Level II). Upon receipt of a complete application, a notice shall
be sent by first class mail to all owners of record of real property (as shown in the last tax
assessment toll) that are within three hundred feet of the subject property. The notice shall invite
public comment by a determined action date and shall include a copy of the development plans,
eleven inches by seventeen inches in size.
1. Posted Notice. The applicant shall instal a public notice consistent with subsection A(1)
of this section, except that a colored perspective rendering shall be required instead of a black
and white orthographic rendering.
C. Story Poles. Story poles are required for any Two-Story Residential Permit.
D. Decision. After the advertised deadline for public coiimients, the Director of
Community Development shall approve, conditionally approve, or deny the application. The
permit can be approved only upon making all of the following findings:
1. The project is consistent with the Cupertino General Plan, any applicable specific plans,
zoning ordinance and the purposes of this title.
2. _ The granting of the permit will not result in a condition that is detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health, safety
or welfare.
3. The proposed project is harmonious in scale and design with the general neighborhood.
4. Adverse visual impacts on adjoining properties have been reasonably mitigated.
E. Notice of Action. The City Council, Planning Commission, applicant and any member
of the public that commented on the project sha1:L be notified of the action by first class mail or
electronic mail. Any interested party may appeal the action pursuant to Chapter 19.136, except
that the Plann;ng Com*n;ssion will make the final action on the appeal.
F. Expiration of a Two-Story Permit. Unle:;s a building permit is filed and accepted by the
City (fees paid and control number issued) within one year of the Two-Story Permit approval,
said approval shall become null and void unless :a longer time period was specifically prescribed
by the conditions of approval. In the event that the building permit expires for any reason, the
Two-Story Permit shall become null and void. T:he Director of Community Development may
grant aone-year extension, without a public noti~~e, if an application for a Minor Modification to
is-is
the Two-Story Permit is filed before the expiration date and substantive justification for the
extension is provided.
G. Concurrent Applications. At the discretion of the Director of Community Development,
a Two-Story Permit can be processed concurrently with other discretionary applications. (Ord.
1954, (part), 2005)
19.28.110 Exceptions.
Where results inconsistent with the purpose and intent of this chapter result from the strict
application of the provisions hereof, exceptions to section 19.28.060, 19.28.070 and 19.28.120
may be granted as provided in this section.
A. Notice of Application. Upon receipt of a complete application, the Community
Development Department shall set a time and place for a public hearing before the Design
Review Co*r~,,,ittee and send a notice by first class mail to all owners of record of real property
(as shown in the last tax assessment toll) that are within three hundred feet of the subject
property. Properties that are adjacent to the subject site, including those across a public or private
street, shall receive a reduced scale copy of the plan set with the public notice.
B. Decision. After closing the public hearing, the decision-maker shall approve,
conditionally approve, or deny the application based on the findings in this section. Any
interested parry can appeal the decision pursuant to Chapter 19.136.
C. Expiration of an Exception. Unless a building permit is filed and accepted by the City
(fees paid azzd control number issued) within one year of the Exception approval, said approval
shall become null and void mziess a longer time period was specifically prescribed by the
conditions of approval. In the event that the building permit expires for any reason, the
Exception shall become null and void. The Director of Community Development may grant a
one-year extension, without a public notice, if an application for a Minor Modification to the
Exception is filed before the expiration date and substantive justification for the extension is
provided.
D. Findings for Approval.
1. Issued by the Director of Community Development. The Director of Community
Development may grant exceptions from the prescriptive design regulation described in Section
19.28.060 G(4) upon making all of the following fmdings_
a. The project fulfills the intent of the visible second-story wall height regulation in that the
number of two-story wall planes and the amount of visible second story wall area is reduced to
the maximum extent possible.
b. The exception to be granted is one that will require the least modification of the
prescribed design regulation and the minimum variance that will accomplish the purpose.
c. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
is - ~s
2. Issued by the Design Review Committee. The Design Review Committee may grant
exceptions from the prescriptive design regulations described in Section 19.28.060, except
19.28.060 G(4) and Section 19.28.130 upon making all of the following fmdings:
a. The literal enforcement of this chapter will result in restrictions inconsistent with the
spirit and intent of this chapter.
b. The proposed development will not be vijurious to property or improvements in the azea,
nor be detrimental to the public safety, health and welfare.
c. The exception to be granted is one that vain require the least modification of the
prescribed design regulation and the minimum variance that will accomplish the purpose.
d. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
(Ord. 1954, (part), 2005)
19.28.120 Development Regulations-Eichler (R1-e).
Rl-e single-family residence "Eichler districts" protect a consistent architectural form
through the establishment of district site development regulations. Regulations found in the
other sections of this chapter shall apply to properties zoned Rl-e. In the event of a conflict
between other regulations in this chapter and this: section, this section shall prevail. Nothing in
these regulations is intended to preclude a harmonious two-story home or second story addition.
A. Setback-First Story.
1. The minimum front yard setback is twenty feet.
B. Building Design Requirements.
1. Entry features facing the street are integrated with the roof line of the house.
2. The maximum roof slope is three-to-twelve (rise over run).
3. Wood or other siding material located on walls facing a public street (not including the
garage door) shall incorporate vertical grooves, up to six inches apart.
4. The building design shall incorporate straight architectural lines, rather than curved lines.
5. Section 19.28.060 G(4) is considered a €;uideline in the Rl-e district.
6. The first floor shall be no more than twelve inches above the existing grade.
7. Exterior walls located adjacent to side yards shall not exceed nine feet in height
measured from the top of the floor to the top of the wall plate.
C. Privacy Protection Requirements.
16 - 17
1. Side and Rear Yard Facing Second Floor Windows. In addition to other privacy
protection requirements in Section 19.28.070, the following is required for all second story
windows:
a. Cover windows with exterior louvers to a height of six feet above the second floor; or
b. Obscure glass to a height of six feet above the second floor; or
c. Have a window sill height of five feet minimum above the second floor. (Ord. 1954,
(part), 2005; Ord. 1868, (part), 2001; Ord. 1860, § 1 (part), 2000)
19.28.130 Development Regulations-{Rl-a).
R1-a districts are iuitended to reinforce the semi-rural setting in neighborhoods with large lots.
Regulations found in the other sections of this chapter shall apply to properties zoned Rl -a. 7rt
the event of a conflict between other regula#ions in this chapter and this section, this section shall
prevail.
A. Lot Area Zoning Designations. The minimum lot size is ten thousand square feet.
B. Lot Width. The minimum lot width is seventy-five feet measured at the front-yazd
setback line.
C. Second Story Area. A second floor shall be no more than forty percent of the first floor,
except as follows=
1. A second floor may be at least seven hundred square feet in area.
2. In no case shall a second floor be more than one thousand one hundred square feet in
area.
D. Setback -First Story.
1. Front Yard. The minimum front yard setback is thirty feet.
2. Side Yard. The minimum side yard setback is ten feet.
3. Rear Yard. The minimum rear yard setback is twenty feet.
E. Setback -Second Story.
1. Front Yard. The minimum f=ont yard setback is thirty feet.
2. Side Yard. The combined side yard setbacks shall be thirty-five feet, with a minimum of
fifteen feet.
3. Rear Yard. The minimum rear yard setback is forty feet.
~s-is
4. The setback surcharge in Section 19.28.060 E(3) does not apply in this district.
F. Second-story Regulations.
1. Second story decks shall conform to the: second-story building setbacks, and may be
located on the front and rear only.
2. The second-story shall not cantilever over afirst-story wall plane.
3. The front-facing wall plane(s) of the second-story must be offset a minimum of three
feet from the first-story wall plane(s). The intent of this regulation is to avoid atwo-story wall
plane on the front elevation.
G. Front Yard Paving. No more than fifty ;percent of the front yard setback azea may be
covered with a combination of impervious or semi-pervious surfaces. No more than forty percent
of the front yard setback area may be covered with an impervious surface such as concrete or
asphalt.
H. Heights. The maximum exterior wall height and building height on single-story
structures and single-story sections of tvvo-story structures must fit into a building envelope
defined by:
a. A twelve-foot high vertical line measured from natural grade and located ten feet from
property lines;
b. A twenty-five degree roof line angle projected inward at the twelve-foot high line
referenced in subsection H(2)(1) of this section.
I. Vaziation from the R1 and Rl-a regulations shall require a Variance pursuant to Chapter
19.124 of the Cupertino Municipal Code in the F:1-a district.
J. Design Review. All two-story development shall require discretionary review based on
Section 19.28.100, except that the Design Revie~n~ Committee shall a rove or den the
pp y project
at a public hearing based on the findings in subsection N(1) of this section.
K. Design Guidelines. The guidelines in this section shall be used in conjunction with the
City's Single Family Residential Design Guidelines. In cases where there may be conflict
between the two sets of guidelines, this Section shall take precedence. Nonconformance with the
guidelines shall be considered acceptable only if the applicant shows that there are no adverse
impacts from the proposed project.
1. Second-story windows. Windows on the side elevations should be fixed and obscured to
a height of six feet above the second floor, should have permanent exterior louvers to a height of
six feet above the second floor or should have sill heights of five feet or greater to mitigate
intrusion into a neighbor's privacy.
2. All second story wall heights greater than six feet, as measured from the second story
finished floor, should have building wall offsets at least every twenty-four feet, with a minimum
four-foot depth and ten-foot width. The offsets should comprise the full height of the wall plane.
is-is
3. Section 19.28.060 G(4) is considered a guideline in the R1-a district.
4. Gazages. The maximum width of a garage on the front elevation should be twenty- five
feet, which will accommodate atwo-caz garage. Additional garage spaces should be provided
through the use of a tandem garage or a detached accessory structure at the reaz of the property.
L. Permitted Yard Encroachments.
1. Where a principal building legally constructed according to existing yard and setback
regulations at the time of construction encroaches, upon present required yards, one encroaching
side yard setback may be extended along its existing building line.
a. The extension or addition niay not further encroach into any required setback and the
height of the existing non-conforming wall and the extended wall may not be increased.
b. In no case shall any wall plane of a first-story addition be placed closer than three feet to
any property line.
c. This section does not apply to attached accessory structures such as attached carports.
d. This section applies to the first story only and shall not be construed to allow the further
extension of an encroachment by any building, which is the result of the granting of a variance or
exception, either before or after such property become part of the City.
2. Architectural features (not including patio covers) may extend into a required yard a
distance not exceeding three feet, provided that no architectural feature or combination thereof,
whether a portion of a principal or auxiliary structure, may extend closer than three feet to any
property line.
3. Front Porch. Traditional, open porches are encouraged in this zone. When viewed from
the street, a porch should appear proportionately greater in width than ui height. A porch differs
from an entry element, which has a proportionately greater height than its width. Use of this yard
encroachment provision shall require the approval of the Director of Community Development.
a. Posts. Vertical structural supports, such as posts, for porches are allowed to encroach two
feet into the required front setback. Structural supports must be designed such that the
appearance is not obtrusive or massive.
b. Colunms. The use of large columns or pillars is discouraged.
c. Fencing. Low, open fencing for porches are allowed to encroach two feet into the
required front setback area.
d. Eave Height. The eave height for a front porch should not be significantly taller than the
eave height of typical single-story elements in the neighborhood.
e. Detailing. Porch elements should have detailing that emphasizes the base and caps for
posts and fence elements.
~s-Zo
f. The porch platform and roof overhang may encroach five feet into the required front
setback.
M. Landscaping.
1. Landscaping plans aze required for all additions or new homes. The purpose of the
landscaping is to beautify the property and to acthieve partial screening of building forms from
the street and adjacent properties. Specific mean;ores are not prescribed. Generally, the
landscaping may include shrubbery, hedges, trees, or lattice with vines on fences.
2. Landscaping plans for two-story development shall include specific mitigations for
impacts from mass, bulk and privacy intrusion as required in Section 19.28.070 of the Cupertino
Municipal Code, except that:
a. Privacy planting shall have a minimum setback from the property line equivalent to one-
quarter of the spread noted on the City list.
b. Privacy trees shall have a minimum height of twelve feet at the time of planting.
c. Front yard tree planting shall be placed :>uch that views from second-story windows
across the street to neighboring homes are partially mitigated.
d. The Director may waive the front yard tree based on a report from an internationally
certified azborist citing conflict with existing mature trees.
N. Design Review Findings.
1. Findings. The Design Review Committee may approve a design review application for
two-story development only upon making all of the findings below:
a. The project is consistent with the Cupertino General Plan and Title 19 of the Cupertino
Municipal Code.
b. The granting of this permit will not result in detrimental or injurious conditions to
property or improvements in the vicinity, or to the public health, safety or welfare.
c. The project is generally compatible with the established pattern of building forms,
building materials and designs of homes in the neighborhood.
d. The project is consistent with the City's single-family residential design guidelines and
the guidelines in this chapter and any uiconsistencies have been found to not result in impacts on
neighbors.
e. Significant adverse visual and privacy impacts as viewed from adjouiing properties have
been mitigated to the maximum extent possible.
(Ord. 1954, (part), 2005)
19.28.140 Interpretation by the Planning Director.
is-zi
In R1 zones, the Director of Community Development shall be empowered to make
reasonable interpretations of the regulations and provisions of this chapter consistent with the
legislative intent thereof. Persons aggrieved by an interpretation of the chapter by the Director of
Conununity Development may petition the Planning Commission in writing for review of the
interpretation. Ord. 1954, (part), 2005; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord.
1808, (part), 1999; Ord. 1601, Exh. A (part), 1992)
is-zz
APPENDIX
CITY OF CLTPERTINO
TWO STORY DESIGN PI2INCIPLIsS
CUPERTINQ~
INTRODUCTION
Cupertino's neighborhoods hate developed over a period
of decades a~~ith var}~ing architectural st}>les. Recent zoning
regulatiotvs that were intended to soften the mass and bulk
of t~~~o story homes force prescribed setbacks and onsets
resulting in the consttuctian of a similar, "wedding cake"
style of home in the City.
?grow, homeoavners and builders are allowed greater design
flexibility if their design conforms to the following design
principles. Two story homes avith a second story to first
floor ratio greater than 45°% are allo~~>ed when they offset
the building massing a~c~th designs that encompass higher
quality architectural features and materials.
DESIGN PRINCIPLES
These design principles help integrate neav homes and ad-
ditions to existing homes avith existing neighborhoods by
providing a framework far the review and approval process.
Where possible, additional details and examples have been
provided.. Conditions not covered by these examples will Ue
evaluated on a case-by-cases basis-
I. PROVIDE AN FDEN"I"FFZI4BLE ARCHITECTURAL. S'I"YLE
Attractive homes are designed by using elements from one
consistent theme. It is best to «>ork avith your designer to
identify and carry out one style around the entire house.
The following pictures illustrate traditional and medittera-
nean homes with succes in identifying a single style. Ad-
ditional resources for information on borne styles are listed
in the side bar on page 3.
16-23
Adopted b}> City Council on 3/17109 PAGE !
• Simple Forni - Architectural Detail
• Grouped windoax's - Recessed Garage
• Simple Fonn Materials variety
• Grouped aa-indows - Symmetrical arindows
• Strong first flow form Authentic details
- ta2aterials variety - Recessed Garage
• Prominent entry - First flow roof cave
• t%aried roof heights S}vaunetrical avindoavs
- t%ari ed roof forms - R'ell defined entry
• Architectural details - One-story form
CITY OF CCPERT P.O
TN'O STURY RESIDL~TL4L DESIGT PRL'VCIPLES
L-T ~ !Y.
C' Y ®t
a0. ~i. ,yrt«t
- Architectural detail
- Recessed garage
- wtae root overn
- Prominent entry
16-24
Adopted by City Cauucil nn 3/17/09 P.wcE 2
- Simple roof forms - Organized ..~indo\+'s
- Simple forms Prominent porch
- \%aried front wall planes \l'ood siding
- Simple building forms - ~T.rood siding
• Authentic details - Second story balcony
• Organized \vindo\+'s - Architectural detail
- Simple building forms - Large porch
- Recessed garage Organized windo.+'s
• Simple building form Full width porch
• Simple roof form - Organized \rindows
- 1+4aterial variation - Varied height and bulk
CITY OF C.LIPERTLVG
T\\'O $TOR1" ItEStDET T141 Dt_SIGN PRS`dCIPLiS
2. DESIGN FEATURES. PROPORTIONS AND DETAILS TO
BE CONSISTENT \Y%ITH ARCHITECTURAL S"I Y7.E
For assistance in understanding architectural styles and
details, refer to the sources in the side bar on the right
and on page 6.
2.1 Architectural Details
F_ach architectural style has developed avith its o~i n
unique details that add hwnan scale and visual interest.
Their use will ensure a consistency of scale atld design
authenticity.
- Use decorative elements and details that are typical
of the architectw-al style selected. E.g- use Spauish
Style details on a Spauish Style home and not a Ranch
Style home.
- Select wall siding, trite and roofing materials that
are suitable to the architectural style selected.
- Visually definitive window trim is highly desirable
for both avood siding and stucco sU-uctures-
• Use of natural true materials for projecting trim
around windows and doors is desirable. If simulated
material is used, material that can be painted or cov-
ered with a smooth stucco finish should be used.
2.2 Porches and Entries
Porches and entry features should be proportional and
appropriate to architectural style:
- Select columns that are traditional to the architec-
tural style of the house. Take care in selecting columms
with au appropriate width to height ratio for the style.
- Except for a very few styles, the colwnns should
have appropriate caps and bases with proportions typi-
cal of the style.
- Provide a well proportioned beam behveen the
column caps and the roof. Size and detail the beam so
that it looks like a convincing structural member.
- Railings should be constructed of materials suitable
to the architectural style. Homes with predominantly
stucco and stone exteriors may have metal or precast
stone railings othet-\vise railings should be constructed
of avood- Provide both top and bottom rails with the
bottom rail raised above the porch floor level for wood
and metal railings.
Note: All porches should be fimctional with a mini-
mum depth of 6 feet.
2.3 Balconies
• Large second floor decks should be supported on
appropriately sized and proportional columns.
- Balcony railings should be designed as discussed
for porch railings.
2.4 \1/indoR-s Size and Pattern
Each architectural style has a typical pattern of
avindoavs that should be catz-ied out t1u-oughout your
design-
- \Vindow size and proportion should be appropri-
ate to the proposed architectural style.
- \\~indow styles should be consistent.
- Use grouped windoavs in combinations of taa o or
more where they are typical of the architectural style.
ARCHITECTURAL STYLE
These principles are not intended to establish or dictate a
specific style. \t.~hile a aa•ide range ofarchi[ectural styles is
acceptable, there is an expectation that any specific style
selected gill be carried out ~a•ith an integrity of forms and
details that are consistent aa~ith that style.
The folloaring resources may be useful to homeowners,
builders, and design professionals in understanding the
special qualities of specific house styles.
- A Field Guide to American Homes
Virginia 8s Lee McAlester
Alfred A. Knopf 2000
- The Abrams Guide to American blouse Styles
V/i ll:in Morgan
Harry N. Abrams, Inc 2009
- House St}•1es in America
James C. Massey
Penguin Studio 1996
- Celebrating the American Home
Joanne Kellar Boula7ight
The Taunton Press 2005
- The Distinctive 11ome,A Vision of Timeless Design
Jeremiah Fc1;
The Taunton Press 3005
16-25
Pace 3 Adopted by City Coincil on 3/I 7109
- Relate and align the location of windows on
second floors to those on the fit-st floor, if possible.
Placement should not appear haphazard.
CITY OF CUYERTCVO
TN'O STORY RESIDENTL4L DESIGN PRLNCIPL.ES
2.5 Detail Materials Installation Guides
• Openings in \valls should be constructed as if they
were constructed of the traditional material for the
style. For example, provide substantial \vall space
above arches in stucco and stone walls. Traditionally,
wall space above the arch was necessary to structurally
span the opening.
Treat synthetic stone as one would design with real
stone (e. g., normal coursing for load-bearing walls
with significant returns at windows and corners to
avoid apasted-on look).
Openings u~ walls faced \vith stone, real or syn-
thetic, should have defined lintels or headers above the
opening except in Mission or Spanish styles. Lintels or
headers may be stone, brick or wood as suits the style
of the house-
s Make materials and color changes at inside corners
rather than outside comers to avoid a Wasted on look.
Inside es ,n s;dc
~a„-: ~=c
Outside ~ tt"-~' r Outsides
or solar
Change materials Not at
antl colors at outside
inside corners corners
3. 1~ac..-~tlt-_ t3tirict LaTic~v
3.1 Visual Relief Techniques
The following techniques offer \vays to mitigate the
bulls of larger homes in smaller scale neighborhoods
and the impact of two-story tall walls on adjacent
neighbors and the stree.tscape_
- Second floor setbacks
• Horizontal and vertical wall plane changes
• Pop outs
Bay windows
• Chimneys
• Vide overhangs with projecting brackets
Suliet balconies
Belly bands
• R~indow boxes and pot shelves
• Landscaped trellises and lattices
Projecting window trim
• Materials and color changes
• Inset balconies
• Applied decorative features
• Recessed garage doors
• Recessed windows
• ~'Jindow trvn
• Tall trees to break up vie~irs of ]ong ~s cells
is-Zs
Adopted by City Council on 3/17/09 P-acs 4
CITY OF CVPERTLNG
Tv.'o STORY RESIDE\TIAL DESIGN PRLNC~PLE$
~6 -27
Pace 5 Adopted by City Coincil on 3i 17,`09
CIT]' OF CUPERTLNO
T\vO STORY R.ESIDEt~TL4L DESIG\ PRL~VCiPLES
3.Z Defined Entry Feature
Entry features should be definitive and appropriate
both in terzns of scale and design to the style of the
house.
• Covered porches are strongly encouraged.
Especially in neighborhoods with a predominance
of one-story homes, a porch with a roof at the fu-st
floor ~~.+ill help to integrate the new, taller house into
its surroundings.
3.3 Simple Forms
Traditional architectural styles usually have rela-
tively simple floor plans and roof forms (See ex-
amples ou pages 4 and ~).
Develop plans and elevations together.
Complex floor plans require complicated build-
ing masses and roof forms which sigrrificantly
increase the cost of construction.
3.4 Bay wiltdows
Bay windows help add context and articulation to
the house, how>ever the following should be consid-
ered \j>hen desigrring bay windo~~.>s:
• Avoid very large bay ~r\+indows that compete with
the entry as the focal point of the house.
Bay windows should be designed with a base el-
TRADITIONAL DETAILS
Architectural details will be expected to
follow traditional standards. Three refer-
ence resources that can help are the fol-
]o~~+ing:
• Traditional Construction Patterns: De-
sign SDetail Rules of Thumb
Stephen A. Mouzon
McGraw-Hill 2004
• Get Your House Right: Architectural
Elements to Use and Avoid
Mariarme Cusato, Ben Pentreath, Rich-
ard Sammons, and Leon Krier
Sterling Publishing 2008
Architectural Graphic Standards for
Residential Construction: The Archi-
tect's and Builder's Guide to Design
Plannins and Construction Details
(RamseyiSleeper Architectural Graphic
Standards Series)
The American Institute of Architects
john \Wile_y g Sons 2003
Adopted by City Council on 3/l 7/09
ement to the ground or with suppor-twig brackets at the
base for first floor windows. For second floor bay ~~>in-
dows, supporting corbels c>r brackets are ctu~c>Irra,_c~3.
Sloped roofs should be _ _. .
- _
used and covered with ~-
a material that matches :"`}
Different roof
the roof material Ol" material .~~
with metal. '~ ~
%~~ ~ -
Avoid using wall
materials between the } / v, ~ ~~ ~
individual windows of ~ t` j'° ~ [~ i '~-
the bay window unless ~R ' v~+c.od tar„d=.
x' s II and heads
tlae window is large ~ '_ `' -.
Generally, bay win- - "-~~
doves look best when ~! ~ i~ - ~i ~~
the windows are close _ __ _
- -
together and separated - ~_ `~ ~ r
'~~'~;~.~ ~ Strong base ~.
._
by wood jambs that ~ -- support
match wood sills and -
heads as shown in the c>.,:i;,i l-.
4. DESIGN WITH ARCHITECTURAL INTEGRITY ON
9LL SIDES OF THE HOUSE
Attention to detail and architectural consistency
shall be maintained on all elevations of the house-
- Avoid "false fi-ont" architecture with attractive
street facades and stripped down facades £acuig neigh-
bors on the second floor.
S. USE HIGH QUALITY A4.4TERIALS
Traditional materials, such as wood and stone, are de-
sirable, and strongly encouraged. If synthetic material
is used, it must closely resemble authentic materials.
G. SUSTAINABILITY
The City of Cupertino is cornrnitted to sustainable
planrliug that integrates and balances envu-onn~ental
decisions with economic considerations and recog-
nizes the symbiotic relationship beta+een the natural
envir-omnent, the cormnunity and the economy. This
conirnitment to enviromnental stewardship, social
responsibility and economic vitality of our corTUnunity
can be realized in all design projects, from single fam-
ily residences to large cormnercial properties, through
green building measures-
Green building is defined as an integrated fi-amework
of design, construction, operations and demolition
practices that encompasses the enviromn~8ta~8eco-
Pac>i 6
CITY OF CUPERTINO
Tq~O S]"ORY RHSIUENTIAL DESIGN PRINCIPLES
nonTic, and social impacts of buildings. Green building
practices recognize the interdependence of the natural
and built environments and seek to minimize the use
of energy, water, and other natural resources and pro-
vide ahealthy, productive indoor environment.
G.1 Green Building Principles
New construction or additions to your home provides
a wonderful opportunity to incorporate green building
components. Green components can be healthier for
you and the envirotnrtent and save you money over
time.
Section 5, Environmental Resources/Sustainability, of
The City of Cupel-two's General Plan presents essen-
tial components of a green building design and plan-
ning process. These elements create a fi-ame\n~ork for
evaluating green building measures applicable to the
construction of two story residential design principles
including but not limited to:
• Site planning
Energy efficiency
Material efficiency
• Water conservation
is-zs
Pwce 7 Adopted by City Coincil on 3/17/09
16-30